253 NE 2nd St #608 · Miami, FL 33132

$431,000

1 bd · 2.0 ba · 1,093 sqft · Condo public records · 98 Days on market

Built 2008 $1388/mo HOA · 31% of rent

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0

Listing remarks

Location! Location! Enjoy this beautiful Downtown Miami condo at luxurious Vizcayne South, across from Bayside, and Bayfront Park. Spacious Open Floor 1,093 SF condo features skyline views, one bedroom + enclosed DEN large enough to be used as second bedroom, 2 full baths, walk-in closet, large balcony, wood flooring, 1 assigned parking space on same floor as unit, so no need to take elevator to get in or out of building; private storage also on same floor as unit. Luxury amenities, elegant lobby, exercise room, resort-like pool area with 4 pools, theater room, 2 business centers, 3 conference rooms, and a separate spa area. Minutes away from countless restaurants, shops, the airport, and t

Key facts

• Wood flooring
• Luxury amenities
• Enclosed den

Tags

• ENCLOSED DEN
• LARGE BALCONY
• WOOD FLOORING
• ASSIGNED PARKING SPACE
• PRIVATE STORAGE
• LUXURY AMENITIES

Property features AI

Finance

• Financial info: Pets allowed with conditions; restrictions may apply
• HOA & community: Monthly association fee; Association amenities: Fitness center, Pool, Storage, Elevators; Association fee covers amenities, common areas, hot water, insurance, pool(s), roof, sewer, trash and water

Exterior

• Parking: 1 covered parking space; Garage with 1 space
• Security: Doorman; Complex fenced; Elevator secured; Fire sprinkler system; Smoke detector(s)
• Utilities: Water service included in association; Sewer included in association; Trash included in association; Hot water included in association
• Home design: Condo/Attached property; Entry on level 6; Located on story 6 of a 45-story building
• Construction: Block construction; Effective year built
• Exterior features: Awning(s); Barbecue; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: Bedroom on main level; Den
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Dual sinks; First floor entry; Living/dining room; Pantry; Separate shower; Walk-in closet(s); Elevator
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $431k.

Deal economics

• At list price, monthly cash flow is $-734 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (30.1% below list).
• Meets the 1% rule at list price ($4k rent vs $431k).
• Recommended offer: $301k (30.1% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 1.9% in Miami — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#177 in FL, #2,724 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F, cost of living F.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Frederick R. Douglass Elementary (math 12% / reading 22%, grade F, #2,121 of 2,144 statewide, top 99%, 221 students, 76% FRL); Jose De Diego Middle School (math 20% / reading 24%, grade F, #549 of 571 statewide, top 97%, 868 students, 68% FRL); Booker T. Washington Senior High (math 12% / reading 19%, grade F, #604 of 667 statewide, top 91%, 1,014 students, 60% FRL) — zoned schools at 68% FRL track the district average.
• Zoned-school proficiency averages 18% at this address vs 50% district-wide (-31 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 882 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($392k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 9y ago; this cycle's ask has dropped $24k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $299k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $301,355 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 4.25%
• Cash-on-cash: -7.30%
• DSCR: 0.68
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.52% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.03×
• Total profit: $-116,970
• Equity at exit: $73,417

10-year hold

• IRR: -34.9%
• Equity multiple: -0.57×
• Total profit: $-189,719
• Equity at exit: $53,180

Cash invested: $120,680 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33132

• Home prices YoY: -0.8%
• Rents YoY: 0.7%
• Active inventory: 882
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $4,417 medium
• Mortgage (P&I): −$2,260
• Tax from tax record: −$396 /mo · $4,747/yr
• Insurance: −$180
• HOA: −$1,388
• Vacancy / Maint / Mgmt: −$928
• Net cashflow: $-734

Break-even live

Break-even rent $5,346

Max offer price $301,355

Occupancy floor —

Sensitivity live

Price	-10% $-490	-5% $-612	+0% $-734	+5% $-856	+10% $-978
Rent	-10% $-1,083	-5% $-908	+0% $-734	+5% $-559	+10% $-385
Rate	-1.0pp $-517	-0.5pp $-624	base $-734	+0.5pp $-846	+1.0pp $-959

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $107,750
• Closing costs: $12,930
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 NE 1st Ave Unit 1227496P Miami, FL	3.0	1.0–3.0	904	$8,354	$9.24	0d	4	0.36mi

HOA detail condo

• Monthly dues: $1,388 · $16,656/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-04
   days on market $431,000 Active 98 DOM
2. 2026-06-03
   days on market $431,000 Active 97 DOM
3. 2026-06-02
   days on market $431,000 Active 96 DOM
4. 2026-06-01
   days on market $431,000 Active 95 DOM
5. 2026-05-31
   days on market $431,000 Active 94 DOM
6. 2026-03-23
   price $431,000
7. 2026-03-05
   price $440,000
8. 2026-02-26
   listed $455,000 Active
9. 2024-08-27
   historical $3,175
10. 2024-08-16
    listed $3,175
11. 2024-04-17
    historical $3,100
12. 2024-04-09
    historical
13. 2024-04-02
    price $459,000
14. 2024-03-26
    price $3,100
15. 2024-03-25
    price $485,000
16. 2024-03-11
    price $3,150
17. 2024-03-04
    listed $3,450
18. 2024-03-04
    historical $3,450
19. 2024-03-03
    listed $494,000 Active
20. 2024-02-02
    listed $3,450
21. 2024-01-29
    historical $3,450
22. 2024-01-26
    historical $3,450
23. 2024-01-26
    listed $3,450
24. 2024-01-25
    listed $3,450
25. 2024-01-21
    historical $3,000
26. 2024-01-11
    price $3,000
27. 2023-12-02
    price $3,200
28. 2023-11-22
    listed $3,450
29. 2022-08-01
    historical
30. 2022-07-01
    listed $503,000 Active
31. 2022-07-01
    historical
32. 2022-06-14
    listed $521,000 Active
33. 2022-01-31
    historical
34. 2022-01-31
    status Active
35. 2022-01-07
    soldstatus $299,000
36. 2021-12-19
    listed $395,000 Active
37. 2020-02-10
    historical
38. 2019-08-13
    listed $260,000 Active
39. 2019-05-20
    status Pending
40. 2019-04-30
    price $249,000
41. 2019-03-11
    status Active
42. 2019-02-13
    historical
43. 2019-02-13
    historical
44. 2018-11-05
    price $269,000
45. 2018-10-17
    price $279,000
46. 2018-08-21
    price $299,000
47. 2018-07-26
    price $310,000
48. 2018-03-26
    listed $320,000 Active
49. 2018-03-12
    historical
50. 2018-02-21
    price $340,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,747 · $396/mo
• Projected year-2 tax: $4,747 · $396/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,005
• − Mortgage interest: −$24,143
• − Property taxes: −$4,747
• − Insurance: −$2,155
• − Repairs & maintenance: −$4,240
• − Management: −$4,240
• − HOA: −$16,656
• − Depreciation: −$12,538
• Taxable loss: −$15,715
• Est. tax savings @ 24.0%: +$3,772
• After-tax cash flow: $-5,035/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

Livability — Miami

• Score: 78/100
• State rank: #177
• US rank: #2724

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment C- Housing B- Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 827,308
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 20,253
• Household income: $109,109
• Rent vs Own: 74.3% rent · 25.7% own
• Severe rent burden: 2260.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 39% White 29% Black 7% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 9% Dominican 2% Salvadoran 1%
• Common ancestry: Estonian 2% Scotch-Irish 2% Romanian 1%
• Foreign-born: 50% · Canada, Jamaica, Dominican Republic
• Languages at home: 35% English-only · Spanish 49% Other Indo-European 6% Other Asian/Pacific 2%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.52%
• Current HPI: 294.3744
• Rent YoY: ▲ 0.74%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+28.2% since first listed

47 events — show timeline

• 2026-03-23 Price Changed $431,000 MARMLS
• 2026-03-05 Price Changed $440,000 MARMLS
• 2026-02-26 Listed $455,000 MARMLS
• 2024-08-27 Rental Removed $3,175 MARMLS
• 2024-08-16 Listed for Rent $3,175 MARMLS
• 2024-04-17 Rental Removed $3,100 MARMLS
• 2024-04-09 Listing Removed — MARMLS
• 2024-04-02 Price Changed $459,000 MARMLS
• 2024-03-26 Price Changed $3,100 MARMLS
• 2024-03-25 Price Changed $485,000 MARMLS
• 2024-03-11 Price Changed $3,150 MARMLS
• 2024-03-04 Listed for Rent $3,450 MARMLS
• 2024-03-04 Rental Removed $3,450 VLS
• 2024-03-03 Listed $494,000 MARMLS
• 2024-02-02 Listed for Rent $3,450 VLS
• 2024-01-29 Rental Removed $3,450 MARMLS
• 2024-01-26 Rental Removed $3,450 VLS
• 2024-01-26 Listed for Rent $3,450 MARMLS
• 2024-01-25 Listed for Rent $3,450 VLS
• 2024-01-21 Rental Removed $3,000 MARMLS
• 2024-01-11 Price Changed $3,000 MARMLS
• 2023-12-02 Price Changed $3,200 MARMLS
• 2023-11-22 Listed for Rent $3,450 MARMLS
• 2022-08-01 Listing Removed — MARMLS
• 2022-07-01 Listing Removed — MARMLS
• 2022-07-01 Listed $503,000 MARMLS
• 2022-06-14 Listed $521,000 MARMLS
• 2022-01-31 Listing Removed — MARMLS
• 2022-01-31 Relisted — MARMLS
• 2022-01-07 Sold (Public Records) $299,000 Public Records
• 2021-12-19 Listed $395,000 MARMLS
• 2020-02-10 Listing Removed — MARMLS
• 2019-08-13 Listed $260,000 MARMLS
• 2019-05-20 Pending — MARMLS
• 2019-04-30 Price Changed $249,000 MARMLS
• 2019-03-11 Relisted — MARMLS
• 2019-02-13 Listing Removed — MARMLS
• 2019-02-13 Listing Removed — MARMLS
• 2018-11-05 Price Changed $269,000 MARMLS
• 2018-10-17 Price Changed $279,000 MARMLS
• 2018-08-21 Price Changed $299,000 MARMLS
• 2018-07-26 Price Changed $310,000 MARMLS
• 2018-03-26 Listed $320,000 MARMLS
• 2018-03-12 Listing Removed — MARMLS
• 2018-02-21 Price Changed $340,000 MARMLS
• 2017-10-31 Listed $350,000 MARMLS
• 2012-11-05 Sold (Public Records) $336,100 Public Records

Property tax history

-0.2%/yr

Latest (2025): $4,747 · +2.8% YoY. Source: county tax records.